Aurora 80014

Aurora Heather Ridge · Arapahoe County, CO · 14,371 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

51affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

29.8%

stretched

Days on market

daily

Price cuts

31.0%

of active

Valuation

-9.3%

vs assessor

Look up an address

/100

Mixed

cooling · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Seller's Market

DOM: 80d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)25

Days on Market (5%)75

Seller-favored market in 80014. Expect to pay at or near list price. Payment burden: 29.4% of median income. Median days on market: 80. Renting is approximately 46% cheaper than buying (price-to-rent ratio: 17.5).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 5.2% YoY.

Turnover Index · Coming soonLotvox Turnover Index county records here lack a leakage-free sale history.

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Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/80014" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Aurora 80014 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/denver/zip/80014?utm_source=embed&utm_medium=backlink">Aurora 80014 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$349,269

▾ 5.2% YoY

Days on market

daily · zip_data

Median rent

$1,701

ZORI

Investor score

48/100

cash-flow lens

Active listings

278

90-day

Valuation3 lenses, different anchors

vs assessor

-9.3%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$316,719

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+62.4%

County-wide market — the widest, slowest signal.

Arapahoe+62.4%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$197

Price-to-income4.9×

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How 80014 ranks in CO

percentile vs all Colorado ZIPs · n=476

Market velocity68%

Supply tightness72%

Affordability65%

Investment yield86%

Appreciation3%

Affordability, supply & momentum

69SUPPLY

Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.1 mo

Days on Market36d

Inv vs History+21.0%

Listing Density14.9/1k

Affordability — payment burden

Monthly payment (P&I)$1,805

Payment burden29.8%

Median income · ZIP$72,561

Mortgage rate6.71% · 30yr

Total monthly own$2,154

Monthly rent$1,701

Market dynamics

Price cut %31.0%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.1

Sales (90d)0

Investment analysis

Median rent$1,701

Price-to-rent17.5

Est. cap rate3.7%

Buy vs rentneutral

Livability

Walk score4

Transit score16

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Arapahoe.

Aggregate median +0.0% YoY in Arapahoe, CO (county), but the under-$500k tier is +1.0% — the headline median is essentially flat, so the tier move is what matters here. Over the same year the under-$500k share of sales moved from 43.0% to 43.7% (+0.7pp) and the $1M+ share from 8.5% to 9.5% (+1.0pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$210k	$173	103	16.2%	ZIP
$250k–$500k	$360k	$410	379	59.8%	ZIP
$500k–$750k	$547k	—	123	19.4%	ZIP
$750k–$1M	$786k	—	10	1.6%	ZIP
$1M–$1.5M	$1.20M	$515	187	—	COUNTY · Denver, CO
$1.5M–$2M	$1.68M	—	126	—	COUNTY · Arapahoe, CO
$2M+	$5.11M	—	10	1.6%	ZIP
All sales (the headline median)	$375k	—	634	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Arapahoe, CO), by quarter.

Share of sales by tier (quarterly)

If the upper tiers widen over time, the headline median rises on composition alone.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+

Median within each tier, against the headline median (quarterly)

The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)

National context — not local

NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 80014.

United States
West

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Video analysisrestored

What's the 80014 Aurora, CO Housing Market Like? | Lotvox

ZIP 80014 in Aurora, CO sits at elevation 5654 ft with 93 mapped listings.

Score 42: Mixed market cooling -5.4% YoY. Seller slight leverage. Affordability scores 65, valuation 70.

Median price $354,708 or $197 per sqft. Days on market 36. Active inventory 278. Price cuts 28.3%. Median rent $1,687 via ZORI.

Gap -10.7% vs assessor value $316,719. Price-to-income 4.89. Appreciation percentile 3. Market velocity percentile 68 across Colorado benchmark of 476.

Burden 29.6%, classified stretched. Income $72,561 supports payment $1,792 monthly. Own costs $2,146 vs rent $1,687. Supply tightness percentile 72.

Arapahoe County economic health 51. Investment yield percentile 86 against Colorado benchmark.

Seven water bodies include Shores Lake, Catamaran Lake, Wind Jammer Lake, Koi Pond. Cherry Creek and Westerly Creek frame the cottonwood corridors here.

Twelve parks: Havana Heights Park, Crestridge Park, Eagle Park, Tierra Park. Fifteen trails including Parker East Trail, Cherry Creek Spillway Trail, Denver Orbital Trail Segment 14.

Eight rec venues: Jazzercise, Easton Brazilian Jiu-Jitsu, Bowlero. Golf at Meadow Hills Golf Course and Heather Gardens Executive Golf Course.

Thirty-nine dining spots: Starbucks, Harar Beans Coffee, Masalaa, Wake & Take Coffee. No notable cultural venues mapped in this ZIP.

Ten destinations within range. Chatfield State Park 18 miles. Barr Lake State Park 18 miles. Roxborough State Park 19 miles. Access via Iliff Gate A, Nine Mile Station.

Aurora founded 1891 with population 386,261. The city grew from railroad origins into today's Front Range suburb.

Full data for ZIP 80014 Aurora at lotvox.com/denver/zip/80014

Arapahoe County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 80014→Arapahoe County, COPop: 666,557

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden45

32.7%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.034x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation20

+62.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15